{"asOf":"2026-07-26T03:27:47.821Z","block":"500-599 WASHINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-washington-ave","address":"543 WASHINGTON AVE","parcelNumber":"021143600","source":"https://property.phila.gov/?p=021143600","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"543 HOLDING LLC","coOwner":null,"marketValue":467100,"landAssessment":93420,"improvementAssessment":373680,"livableArea":1980,"yearBuilt":1915,"lastSale":{"price":400000,"date":"2026-04-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"3374985","date":"2014-03-20","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3581594","date":"2015-06-02","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3581595","date":"2015-06-02","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4635608","date":"2018-02-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-049733","date":"2025-07-10","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-021776","date":"2026-04-16","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-021777","date":"2026-04-16","code":"E-1201.1/106","title":"EQUIP NOT PER LABEL & LISTING","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"423057","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-03-21","completedDate":"2014-12-05","violations":[{"number":"3374985","date":"2014-03-20","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"483638","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-06-03","completedDate":"2015-07-23","violations":[{"number":"3581594","date":"2015-06-02","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3581595","date":"2015-06-02","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"621420","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-02-07","completedDate":"2018-05-10","violations":[{"number":"4635608","date":"2018-02-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-067725","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-10","completedDate":"2025-10-01","violations":[{"number":"VI-2025-049733","date":"2025-07-10","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-035964","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"CLOSED","createdDate":"2026-04-16","completedDate":"2026-05-28","violations":[{"number":"VI-2026-021776","date":"2026-04-16","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-021777","date":"2026-04-16","code":"E-1201.1/106","title":"EQUIP NOT PER LABEL & LISTING","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"423057","date":"2014-03-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"423057","date":"2014-10-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"423057","date":"2014-12-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"483638","date":"2015-06-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"483638","date":"2015-07-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"621420","date":"2018-02-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"621420","date":"2018-04-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"621420","date":"2018-05-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2025-067725","date":"2025-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-067725","date":"2025-10-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-035964","date":"2026-04-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-035964","date":"2026-05-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":2,"passes":1},{"y":2015,"fails":1,"passes":1},{"y":2018,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93527113132618,"lng":-75.15371820545761,"geom":{"type":"Polygon","coordinates":[[[-75.153679788,39.935279291],[-75.153708094,39.935218048],[-75.153760096,39.935231541],[-75.153738591,39.935323083],[-75.153668342,39.935302632],[-75.153679788,39.935279291]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":600,"zoning":"CMX2","grade":"C","basement":null,"heater":"H","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2179 PAPER MILL RD, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":139900,"taxable":139900,"land":8298,"improvement":131602,"taxableLand":8298,"taxableImprovement":131602,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":139900,"taxable":139900,"land":38333,"improvement":101567,"taxableLand":38333,"taxableImprovement":101567,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":139900,"taxable":139900,"land":38333,"improvement":101567,"taxableLand":38333,"taxableImprovement":101567,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":417700,"taxable":417700,"land":114400,"improvement":303300,"taxableLand":114400,"taxableImprovement":303300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":452700,"taxable":452700,"land":124040,"improvement":328660,"taxableLand":124040,"taxableImprovement":328660,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":452700,"taxable":452700,"land":124040,"improvement":328660,"taxableLand":124040,"taxableImprovement":328660,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":452700,"taxable":452700,"land":124040,"improvement":328660,"taxableLand":124040,"taxableImprovement":328660,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":434100,"taxable":434100,"land":86820,"improvement":347280,"taxableLand":86820,"taxableImprovement":347280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":434100,"taxable":434100,"land":86820,"improvement":347280,"taxableLand":86820,"taxableImprovement":347280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":412400,"taxable":412400,"land":82480,"improvement":329920,"taxableLand":82480,"taxableImprovement":329920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":412400,"taxable":412400,"land":82480,"improvement":329920,"taxableLand":82480,"taxableImprovement":329920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":467100,"taxable":467100,"land":93420,"improvement":373680,"taxableLand":93420,"taxableImprovement":373680,"exemptLand":0,"exemptImprovement":0}],"taxNow":5773,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"833212","date":"2017-11-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-11-17","scope":"FOR A VACANT COMMERCIAL USE FROM BASEMENT THRU FIRST FLOOR ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH TWO(2) FAMILY HOUSEHOLD LIVING ABOVE.NO SIGN ON THIS APPLICATION."},{"number":"ZP-2022-004177","date":"2022-04-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant; Residential - Household Living - Two-Family"},{"number":"CP-2022-000667","date":"2022-06-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":"2025-07-10","scope":"FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR AND AT BASEMENT (SEPARATE USE REGISTRATION AND C/O REQUIRED PRIOR TO OCCUPANCY) AND TWO-FAMILY ABOVE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK. AMENDMNET#1 TO REMOVE THE NEW STEEL BEAM LINTEL INSTALLATION AND REMOVAL OF THE ASSOCIATED SPECIAL INSPECTION."},{"number":"EP-2025-006589","date":"2025-07-09","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-22","scope":"Rough-In Permit for EP-2025-006587 1. 400 Amp service with 4 meters and sub panels. 2. Wiring one commercial space and two apartments according to plan. 3. Fire alarm system installation throughout."},{"number":"FP-2025-001510","date":"2025-07-25","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-09-15","scope":"Rough-In Permit for FP-2025-001495 To install a water base sprinkler system for a mixed-use building according to the designed plan."},{"number":"FP-2025-001495","date":"2025-09-15","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 & 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XTL2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2025-009441","date":"2025-09-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATION TO MIXED USE BUILDING. INTERRIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES CONNECTING TO EXISTING METALLIC PIPING. ALL PIPING SERVING AND LOCATED IN COMMERCIAL SPACE SHALL BE METALLIC TO ROOF EXTENSION. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WOR TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"EP-2025-006587","date":"2025-10-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 400 AMP ELECTRICAL SERVICE AND 4 METER PACKS WITH PROPER GROUNDING AND BONDING 1/0 COLD WATER GROUND. INSTALL ONE 100 AMP SUBPANELS FOR HOUSE, ONE 200 AMP SUBPANEL FOR THE COMMERCIAL SPACE AND TWO 125 AMP SUBPANEL FOR EACH OF THE 2 DWELLING UNITS. INSTALL WIRING, LIGHTING, SWITCHES EMERGENCY LIGHTING AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS. INSTALL FIRE ALARM SYSTEM. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC, 2016 NFPA 72 AND PER PLANS. Amendment: Change type/size of service cables from copper cable to aluminum cables from PECO taps to gang meters, and to electrical distribution panels per sealed amended plan."},{"number":"MP-2025-003660","date":"2025-10-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2025-013582","date":"2025-11-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-05-11","scope":"REPAIR/REPLACE 1\" WDP."},{"number":"GM-2025-010608","date":"2025-11-19","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2026-06-29","scope":"EZ EXTERIOR WALL COVERINGS - For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards shall result in permit revocation and require submission of construction and site plans. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work. Install metal siding to 2nd and 3rd floor exterior walls at front and side of existing 3-story structure."}],"storyTag":"Renovated & sold on","storyDelta":0.51,"timeline":[{"y":2025,"k":"permit","w":"Rough-In"},{"y":2025,"k":"permit","w":"Rough-In"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Wall Covering Replacement"},{"y":2026,"k":"sale","p":400000},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"663800","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"NANCY NOWAKOWSKI (C/O AGENT-WELLS FARGO)","legalName":"NANCY NOWAKOWSKI","address":"543 WASHINGTON AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-05-09","latestIssueDate":"2015-05-09","expirationDate":"2016-05-31","inactiveDate":"2016-07-30"},{"number":"773702","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CC LOFTS ASSOCIATES LLC","legalName":"CC LOFTS ASSOCIATES LLC ","address":"543 WASHINGTON AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-04-20","latestIssueDate":"2018-04-20","expirationDate":"2019-04-19","inactiveDate":"2019-06-18"}],"licenseActivity":[{"number":"773702","type":"Vacant Residential Property / Lot","businessName":"CC LOFTS ASSOCIATES LLC","legalName":"CC LOFTS ASSOCIATES LLC ","issuedDate":"2018-04-20","latestIssueDate":"2018-04-20","closureDate":"2019-06-18","expirationDate":"2019-04-19","inactiveDate":"2019-06-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"663800","type":"Vacant Residential Property / Lot","businessName":"NANCY NOWAKOWSKI (C/O AGENT-WELLS FARGO)","legalName":"NANCY NOWAKOWSKI","issuedDate":"2015-05-09","latestIssueDate":"2015-05-09","closureDate":"2016-07-30","expirationDate":"2016-05-31","inactiveDate":"2016-07-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #833212: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: CP-2022-000667 (Issued), FP-2025-001495 (Issued), PP-2025-009441 (Issued), EP-2025-006587 (Issued), MP-2025-003660 (Issued). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 28, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #663800: Inactive since Jul 30, 2016; Vacant Residential Property / Lot #773702: Inactive since Jun 18, 2019","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 5 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}